AIMA's New Renters Rule: Proof of Accommodation and How to Prepare

What is the notarized declaration requested by AIMA?

Effective since early August 2025, the new rule requires that any rental agreement used as proof of address must be accompanied by a formal declaration. This document must be signed by both the tenant and the property owner, and these signatures must be notarized by a notary or validated by a lawyer.

This change tightens the screws on what has become a major stumbling block for applicants. In 2025 alone, AIMA has rejected over 34,000 residency and visa applications, with non-compliant lease agreements being a primary cause for denial.

Who will be most affected?

This policy change is expected to create significant hurdles for a large segment of the immigrant population.

• Tenants in Informal Arrangements: The reality for many newcomers in Portugal's competitive rental market is informal housing. This includes subletting rooms without the primary landlord's knowledge or living under verbal agreements. In these common scenarios, obtaining a notarized signature from the property owner is nearly impossible.
• Victims of Tax Evasion: Many landlords in Portugal prefer to receive rent payments "under the table" to avoid paying taxes. These landlords are highly unlikely to sign an official, notarized document that would create a legal record of the tenancy for the tax authorities (Finanças).
• Those Relying on "Terms of Responsibility": Previously, many applicants successfully used a "Termo de Responsabilidade," a notarized letter from a friend or family member affirming they would provide accommodation. However, recent experiences from online forums and Facebook groups indicate a shift. AIMA is now frequently rejecting these arrangements, even when the host is a Portuguese citizen who owns their property, pushing applicants towards formal rental contracts or property ownership instead.

Why the sudden change from AIMA?

The crackdown is seen as a two-pronged effort by Portuguese authorities.

1. Combating Fraud: AIMA is actively working to eliminate fraudulent applications. The agency recently flagged a case where over a thousand immigrants were registered to a single address, a clear indicator of a fraudulent scheme. The notorious "Operation Ghost Rent" in Porto also exposed over 200 rental scams targeting foreigners. By requiring a notarized document, AIMA aims to verify that the tenancy is legitimate.
2. Enforcing Tax Compliance: The new requirement aligns with the Portuguese Tax Authority's long-standing goal to formalize the rental market. By forcing leases into the open, the government can ensure that landlords are registering contracts and paying the corresponding stamp duty and income taxes.

What does AIMA consider a compliant lease?

For a lease to be accepted by AIMA, it must meet several strict criteria:

• Written and Registered: The lease must be a written contract, signed by both parties, and officially registered with the Finanças.
• Modelo 2 is Crucial: Upon registration, the landlord receives a "Modelo 2" form. This is the official proof of registration that applicants must request and include in their application.
• Verifiable Receipts: Rent payments should generate an official electronic receipt ("recibo de renda eletrónico") that appears in the tenant's personal e-Fatura (tax portal). Payments via cash, Wise, or Revolut without this official receipt are a major red flag.
• 12-Month Standard: For most residency visas (D7, D8, etc.), a 12-month lease is the safest option. Short-term rentals on platforms like Airbnb or Booking.com are not suitable for the AIMA residency permit stage.

Inconsistency and frustration at AIMA offices

Immigration lawyers and applicants report a troubling lack of standardization across different AIMA branches. An immigrant in Vila Real reported being denied despite presenting a lease registered with Finanças and a certificate from the local parish council, documents that were previously sufficient. The AIMA agent demanded the new notarized declaration from the landlord.

This inconsistency reinforces a landscape of legal uncertainty, where the success of an application can depend on the specific AIMA office, or even the individual agent, handling the case.

How to navigate the new AIMA reality for renters?

For those navigating the visa or residency process, the path forward requires diligence and proactive measures.

• Demand Compliance: Before signing a lease or paying a deposit, insist on the landlord's commitment to register the contract with Finanças and provide you with the Modelo 2 form. If they refuse, it is a clear sign to walk away. A registered lease is also required for Porta 65 Jovem, the rent subsidy for tenants aged 18 to 35.
• Verify Everything: Tenants have the right to register a lease themselves if a landlord refuses. You can also verify a lease's registration status via your personal Portal das Finanças.
• Document All Payments: Ensure you receive official electronic receipts for every rent payment.
• Avoid Subletting Pitfalls: If you are subletting, you must have the property owner's explicit, written, and notarized permission.
• Be Wary of the "Termo de Responsabilidade": Understand that this is now a high-risk option that is frequently being rejected. A formal, registered lease is the far safer path.

Final thoughts

This new directive from AIMA represents a significant tightening of immigration procedures. While aimed at curbing fraud, it places a heavier burden of proof (and cost!) on immigrants, forcing us to navigate an already complex and often unforgiving rental market.